3856 Camborne Ln · Hernando, MS 38632

$380,000

4 bd · 3.0 ba · 1,749 sqft · Other public records · 168 Days on market

Built 2023 9,147 sqft lot $217/sqft · 12% above area Est $446k · 15% under $25/mo HOA · 1% of rent ↓ 7% since listing

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +14.2/15.0
• Cash flow +9.2/30.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Amazing home in a well established Hernando subdivision with an impressive list of upgrades already included. This home offers modern selections throughout and one of our strongest curb appeal plans, featuring an oversized covered front porch that truly stands out. The open floor plan includes two bedrooms down and two bedrooms up, three full bathrooms, plus both a covered front and covered back porch for easy indoor outdoor living. The kitchen is designed to impress with custom white cabinetry, a gray island, quartz countertops, an undermount stainless sink with cutting board, stainless steel appliances, and a gas cooktop. Luxury vinyl plank flooring runs throughout the entire downstairs, including the primary suite and additional bedroom, with tile in all bathrooms. Eight foot doors on the main level add to the upscale feel. Upstairs bedrooms are oversized, providing great flexibility for guests or bonus space. The primary suite has been redesigned to include a walk through shower, freestanding tub, and an oversized walk in closet. Lockers off the garage add function and organization. The backyard is very level and tucked into a cove, making it both usable and private.

Key facts

• Open floor plan
• Quartz countertops
• 9,147 sq ft lot

Tags

• OVERSIZED COVERED FRONT PORCH
• OPEN FLOOR PLAN
• CUSTOM WHITE CABINETRY
• QUARTZ COUNTERTOPS
• UNDERMOUNT STAINLESS SINK
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath other listed at $380k.

Deal economics

• At list price, monthly cash flow is $-283 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $330k (13.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $276k (27.5% below list).
• Recommended offer: $276k (27.5% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 4.3% in Hernando — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 70/100 on livability (#44 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Desoto County School District (suburban): math 48% / reading 42% proficiency, ranked #20 of 130 in MS (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hernando Elem (779 students, 100% FRL); Hernando Middle School (math 75% / reading 57%, grade A-, #2 of 179 statewide, top 1%, 1,150 students, 100% FRL); Hernando High School (math 69% / reading 62%, grade B, #2 of 197 statewide, top 1%, 1,419 students, 100% FRL) — zoned schools average 100% FRL vs 43% district-wide (56 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 66% at this address vs 45% district-wide (+21 pts) — the actual schools serving this property are materially stronger than the Desoto County School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-0.4%/yr); 407 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,155 units permitted in DeSoto County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($94k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• DeSoto County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 168 days — a 12% lower offer ($334k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $30k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $275,662 (27.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 168 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.73% ✗
• Cap rate: 5.40%
• Cash-on-cash: -3.19%
• DSCR: 0.86
• GRM: 11.5

CMA / ARV

• ARV (median comp): $445,926
• List price: $380,000
• Delta: -14.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -24.8%
• Equity multiple: 0.18×
• Total profit: $-87,757
• Equity at exit: $56,659

10-year hold

• IRR: -31.9%
• Equity multiple: -0.23×
• Total profit: $-131,112
• Equity at exit: $32,855

Cash invested: $106,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Mississippi: 90 Strongly Landlord-Friendly · R+11
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; very landlord-favorable; no rent control.

Methodology + full state rankings →

ZIP-level market 38632

• Home prices YoY: -31.8%
• Rents YoY: -0.4%
• Active inventory: 407
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,757 medium
• Mortgage (P&I): −$1,993
• Tax from tax record: −$285 /mo · $3,419/yr
• Insurance: −$158
• HOA: −$25
• Vacancy / Maint / Mgmt: −$579
• Net cashflow: $-283

Break-even live

Break-even rent $3,115

Max offer price $329,958

Occupancy floor —

Sensitivity live

Price	-10% $-68	-5% $-176	+0% $-283	+5% $-391	+10% $-498
Rent	-10% $-501	-5% $-392	+0% $-283	+5% $-174	+10% $-66
Rate	-1.0pp $-92	-0.5pp $-187	base $-283	+0.5pp $-382	+1.0pp $-482

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $95,000
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2070 Hyacinth Ln Hernando, MS	5.0	3.0	2016	$2,270	$1.13	3d	1	0.52mi
3426 Clepsyda Dr Hernando, MS	3.0	2.0	1943	$1,995	$1.03	45d	1	1.33mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: gas

Listing history 10 events

1. 2026-06-02
   statusdays on market $380,000 Pending 168 DOM
2. 2026-06-01
   days on market $380,000 Active 167 DOM
3. 2026-05-31
   days on market $380,000 Active 166 DOM
4. 2026-03-24
   price $380,000 1195-char remark

   Show marketing remark (1195 chars)

   Amazing home in a well established Hernando subdivision with an impressive list of upgrades already included. This home offers modern selections throughout and one of our strongest curb appeal plans, featuring an oversized covered front porch that truly stands out. The open floor plan includes two bedrooms down and two bedrooms up, three full bathrooms, plus both a covered front and covered back porch for easy indoor outdoor living. The kitchen is designed to impress with custom white cabinetry, a gray island, quartz countertops, an undermount stainless sink with cutting board, stainless steel appliances, and a gas cooktop. Luxury vinyl plank flooring runs throughout the entire downstairs, including the primary suite and additional bedroom, with tile in all bathrooms. Eight foot doors on the main level add to the upscale feel. Upstairs bedrooms are oversized, providing great flexibility for guests or bonus space. The primary suite has been redesigned to include a walk through shower, freestanding tub, and an oversized walk in closet. Lockers off the garage add function and organization. The backyard is very level and tucked into a cove, making it both usable and private.

5. 2026-02-05
   price $390,000 1195-char remark

   Show marketing remark (1195 chars)

   Amazing home in a well established Hernando subdivision with an impressive list of upgrades already included. This home offers modern selections throughout and one of our strongest curb appeal plans, featuring an oversized covered front porch that truly stands out. The open floor plan includes two bedrooms down and two bedrooms up, three full bathrooms, plus both a covered front and covered back porch for easy indoor outdoor living. The kitchen is designed to impress with custom white cabinetry, a gray island, quartz countertops, an undermount stainless sink with cutting board, stainless steel appliances, and a gas cooktop. Luxury vinyl plank flooring runs throughout the entire downstairs, including the primary suite and additional bedroom, with tile in all bathrooms. Eight foot doors on the main level add to the upscale feel. Upstairs bedrooms are oversized, providing great flexibility for guests or bonus space. The primary suite has been redesigned to include a walk through shower, freestanding tub, and an oversized walk in closet. Lockers off the garage add function and organization. The backyard is very level and tucked into a cove, making it both usable and private.

6. 2025-12-31
   price $400,000 1195-char remark

   Show marketing remark (1195 chars)

   Amazing home in a well established Hernando subdivision with an impressive list of upgrades already included. This home offers modern selections throughout and one of our strongest curb appeal plans, featuring an oversized covered front porch that truly stands out. The open floor plan includes two bedrooms down and two bedrooms up, three full bathrooms, plus both a covered front and covered back porch for easy indoor outdoor living. The kitchen is designed to impress with custom white cabinetry, a gray island, quartz countertops, an undermount stainless sink with cutting board, stainless steel appliances, and a gas cooktop. Luxury vinyl plank flooring runs throughout the entire downstairs, including the primary suite and additional bedroom, with tile in all bathrooms. Eight foot doors on the main level add to the upscale feel. Upstairs bedrooms are oversized, providing great flexibility for guests or bonus space. The primary suite has been redesigned to include a walk through shower, freestanding tub, and an oversized walk in closet. Lockers off the garage add function and organization. The backyard is very level and tucked into a cove, making it both usable and private.

7. 2025-12-16
   listed $410,000 Active 1195-char remark

   Show marketing remark (1195 chars)

   Amazing home in a well established Hernando subdivision with an impressive list of upgrades already included. This home offers modern selections throughout and one of our strongest curb appeal plans, featuring an oversized covered front porch that truly stands out. The open floor plan includes two bedrooms down and two bedrooms up, three full bathrooms, plus both a covered front and covered back porch for easy indoor outdoor living. The kitchen is designed to impress with custom white cabinetry, a gray island, quartz countertops, an undermount stainless sink with cutting board, stainless steel appliances, and a gas cooktop. Luxury vinyl plank flooring runs throughout the entire downstairs, including the primary suite and additional bedroom, with tile in all bathrooms. Eight foot doors on the main level add to the upscale feel. Upstairs bedrooms are oversized, providing great flexibility for guests or bonus space. The primary suite has been redesigned to include a walk through shower, freestanding tub, and an oversized walk in closet. Lockers off the garage add function and organization. The backyard is very level and tucked into a cove, making it both usable and private.

8. 2023-06-16
   soldstatus Closed 931-char remark

   Show marketing remark (931 chars)

   New construction in very established subd in Hernando with so many upgrades included! Lots of modern selections offered with this home. One of our best curb appeal plans with one of the best covered front porches you can find! Nice open floor plan w 2br's down and 2 br's up, 3 full baths and large covered front porch and covered back porch too. Kitchen has custom white cabinets w gray island, stainless undermounted sink w cutting board, quartz counters and all stainless-steel appliances w gas cook top. Luxury vinyl plank floors throughout the whole downstairs, including master and spare bedroom and tile in all baths. 8ft doors downstairs too. Upstairs bedrooms are oversized, lockers off garage, redesigned master bath to include walk-thru shower and free standing tub w oversized closet too. Very level back yard set in cove. Pics are from a previous built house and some changes/ selections to plan have been made

9. 2023-03-29
   historical 931-char remark

   Show marketing remark (931 chars)

   New construction in very established subd in Hernando with so many upgrades included! Lots of modern selections offered with this home. One of our best curb appeal plans with one of the best covered front porches you can find! Nice open floor plan w 2br's down and 2 br's up, 3 full baths and large covered front porch and covered back porch too. Kitchen has custom white cabinets w gray island, stainless undermounted sink w cutting board, quartz counters and all stainless-steel appliances w gas cook top. Luxury vinyl plank floors throughout the whole downstairs, including master and spare bedroom and tile in all baths. 8ft doors downstairs too. Upstairs bedrooms are oversized, lockers off garage, redesigned master bath to include walk-thru shower and free standing tub w oversized closet too. Very level back yard set in cove. Pics are from a previous built house and some changes/ selections to plan have been made

10. 2023-03-29
    listed $410,600 931-char remark

    Show marketing remark (931 chars)

    New construction in very established subd in Hernando with so many upgrades included! Lots of modern selections offered with this home. One of our best curb appeal plans with one of the best covered front porches you can find! Nice open floor plan w 2br's down and 2 br's up, 3 full baths and large covered front porch and covered back porch too. Kitchen has custom white cabinets w gray island, stainless undermounted sink w cutting board, quartz counters and all stainless-steel appliances w gas cook top. Luxury vinyl plank floors throughout the whole downstairs, including master and spare bedroom and tile in all baths. 8ft doors downstairs too. Upstairs bedrooms are oversized, lockers off garage, redesigned master bath to include walk-thru shower and free standing tub w oversized closet too. Very level back yard set in cove. Pics are from a previous built house and some changes/ selections to plan have been made

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MS · Resets to sale price

• Current annual tax: $3,419 · $285/mo
• Projected year-2 tax: $3,419 · $285/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,079
• − Mortgage interest: −$21,286
• − Property taxes: −$3,419
• − Insurance: −$1,900
• − Repairs & maintenance: −$2,646
• − Management: −$2,646
• − HOA: −$300
• − Depreciation: −$11,055
• Taxable loss: −$10,173
• Est. tax savings @ 24.0%: +$2,441
• After-tax cash flow: $-958/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Desoto County School District
• NCES district ID: 2801320
• Math proficiency: 48% ▼ -13.00%
• Reading proficiency: 42% ▼ -6.00%
• Median HH income: $59,272
• Composite: 39.56/100
• National rank: #3933
• State rank: #20 of 130 in MS

Livability — Hernando

• Score: 70/100
• State rank: #44
• US rank: #8034

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A- Housing A+ Health & safety F User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hernando, MS
• County: DeSoto County · 176,513 people
• City population: 31,374
• Metro: Memphis, TN-MS-AR
• Population (ZIP): 31,374
• Household income: $93,583
• Rent vs Own: 11.8% rent · 88.2% own
• Severe rent burden: 24.0

Population outlook (DeSoto County) Hauer SSP2

• Today (2025): 203,338 people
• By 2030: 217,692 · +7.1%
• By 2040: 245,320 · +20.6%
• By 2050: 270,133 · +32.8%
• By 2075: 323,341 · +59.0%
• By 2100: 348,742 · +71.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 13% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Italian 2% Serbian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% Arabic 1%

Political lean MEDSL · DeSoto

• 2024 margin: Strong R (+24.1) · D 36.7% · R 60.8% · Other 2.5%
• 2008→2024 swing: +14.2pp toward D · 2008: -38.2pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+23.9 2016: R+34.8 2012: R+33.5 2008: R+38.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.49%
• Current HPI: 176.8843
• Rent YoY: ▼ -0.43%
• Metro: Memphis, TN-MS-AR
• State GDP YoY: —
• F500 in state: 0

Price history

-7.5% since first listed

7 events — show timeline

• 2026-03-24 Price Changed $380,000 MLSU
• 2026-02-05 Price Changed $390,000 MLSU
• 2025-12-31 Price Changed $400,000 MLSU
• 2025-12-16 Listed $410,000 MLSU
• 2023-06-16 Sold (MLS) — MLSU
• 2023-03-29 Listing Removed — MLSU
• 2023-03-29 Listed $410,600 MLSU

Property tax history

+113.6%/yr

Latest (2025): $3,419 · +14.7% YoY. Source: county tax records.